4119 Fortune Ln · Dallas, TX 75216

$241,999

3 bd · 1.5 ba · 2,019 sqft · SingleFamily public records · 165 Days on market

Built 1955 7,492 sqft lot Est $299k · 19% under

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well Priced With Motivated Seller! See this charming and newly updated home offering the perfect blend of original character and modern upgrades. This spacious 3-bedroom property features two inviting living areas, a large sunroom filled with natural light, and original hardwood floors that bring timeless beauty throughout the home. The beautifully remodeled interior includes new fixtures, fresh paint inside and out, and a stunning stone fireplace that serves as a warm and stylish focal point. The bright breakfast nook just off the sunroom creates the perfect spot to enjoy your morning coffee. Step outside to a generous backyard, ideal for gatherings, play, or gardening. Covered parking fo

Key facts

• Remodeled interior
• Fresh paint
• Large sunroom

Tags

• TWO INVITING LIVING AREAS
• LARGE SUNROOM
• ORIGINAL HARDWOOD FLOORS
• REMODELED INTERIOR
• NEW FIXTURES
• FRESH PAINT

Property features AI

Finance

• Other: Deed restrictions; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; Special taxing entities: No
• HOA & community: No association

Exterior

• Parking: Carport (covered) with 2 spaces
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1955; Brick and wood construction; Composition roof; Other foundation
• Exterior features: Lot less than 0.5 acre; Subdivision: Marsalis Park

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Stone fireplace
• Interior features: Chandelier; Eat-in kitchen; Skylights; Three living areas; Two dining areas; Room count: 11
• Laundry & utility: Utility room; Full-size washer/dryer area; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $34 ($407/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (2.5% below list).
• Recommended offer: $213k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 2.3% in Dallas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: crime F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clara Oliver El (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 204 students, 92% FRL); Boude Storey Middle (math 23% / reading 31%, grade F, #1,177 of 1,662 statewide, top 72%, 445 students, 98% FRL); South Oak Cliff H S (math 12% / reading 17%, grade F, #1,522 of 1,632 statewide, top 94%, 1,513 students, 94% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 253 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $2,359/mo this rent would consume 68% of the median local household income ($41k/yr) (locally 2465% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $23k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,959 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $298,812
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4119 Fortune Ln	0.00mi	3/1.5	2,019 (0%)	1mo	$241,999	$120	99
3916 S Marsalis Ave	0.18mi	3/3.0	2,000 (-1%)	13mo	$240,000	$120	73
4141 Huckleberry Cir	0.38mi	4/2.0 (+1)	1,896 (-6%)	8mo	$279,900	$148	58
3920 Vanette Ln	0.19mi	4/2.0 (+1)	1,732 (-14%)	5mo	$265,000	$153	56
4310 Utah Ave	0.43mi	3/2.0	1,759 (-13%)	1mo	$185,000	$105	56
3907 Vanette Ln	0.24mi	4/2.0 (+1)	1,748 (-13%)	15mo	$299,999	$172	47
1354 E Ann Arbor Ave	0.66mi	4/2.0 (+1)	1,910 (-5%)	21mo	$240,000	$126	36
3418 Arizona Ave	0.58mi	4/2.5 (+1)	2,234 (+11%)	12mo	$440,000	$197	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-34,038
• Equity at exit: $36,083

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-14,199
• Equity at exit: $20,924

Cash invested: $67,760 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75216

• Home prices YoY: -29.7%
• Rents YoY: 4.2%
• Active inventory: 253
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$1,269
• Tax from tax record: −$460 /mo · $5,514/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $34

Break-even live

Break-even rent $2,316

Max offer price $241,999

Occupancy floor 94%

Sensitivity live

Price	-10% $171	-5% $102	+0% $34	+5% $-35	+10% $-103
Rent	-10% $-152	-5% $-59	+0% $34	+5% $127	+10% $220
Rate	-1.0pp $156	-0.5pp $96	base $34	+0.5pp $-29	+1.0pp $-93

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Grinnell St Dallas, TX	4.0	2.0	1892	$2,150	$1.14	3d	1	0.51mi
3806 Morning Springs Trl Dallas, TX	3.0	2.0	1512	$2,300	$1.52	20d	1	0.92mi
4918 Rockport Dr Dallas, TX	3.0	2.0	1673	$1,800	$1.08	9d	1	0.98mi
532 W Five Mile Pkwy Dallas, TX	3.0	2.5	2115	$3,500	$1.65	9d	1	1.01mi
1510 Maywood Ave Dallas, TX	4.0	2.5	1869	$2,220	$1.19	45d	1	1.04mi
621 Tarryall Dr Dallas, TX	4.0	2.0	1756	$2,200	$1.25	9d	1	1.05mi
2844 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	45d	1	1.22mi
2842 S Marsalis Ave Dallas, TX	3.0	3.5	1788	$2,300	$1.29	45d	1	1.22mi
2830 S Marsalis Ave Dallas, TX	4.0	2.0	1960	$3,000	$1.53	45d	1	1.25mi
2628 S Marsalis Ave Dallas, TX	4.0	2.0	1656	$2,120	$1.28	1d	1	1.50mi

Listing history 11 events

1. 2026-05-13
   status Pending
2. 2026-05-01
   historical Active Option Contract
3. 2026-04-17
   price $241,999
4. 2026-03-31
   price $246,999
5. 2026-03-31
   status Active
6. 2026-03-12
   price $254,999
7. 2026-02-16
   price $259,900
8. 2025-11-14
   listed $265,000 Active
9. 2023-08-22
   historical $1,850
10. 2023-08-05
    listed $1,850
11. 2022-08-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,514 · $460/mo
• Projected year-2 tax: $5,514 · $460/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,305
• − Mortgage interest: −$13,556
• − Property taxes: −$5,514
• − Insurance: −$1,210
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$7,040
• Taxable loss: −$3,544
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $1,258/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 of 826 in TX

Livability — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

Amenities A+ Commute A+ Cost of living A- Crime F Employment C+ Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 55,894
• Household income: $41,386
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2465.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% Hispanic / Latino 44% Two or more races 14% White 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 37%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.35%
• Current HPI: 299.1825
• Rent YoY: ▲ 4.20%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+12981.0% since first listed

11 events — show timeline

• 2026-05-13 Pending — NTREIS
• 2026-05-01 Contingent — NTREIS
• 2026-04-17 Price Changed $241,999 NTREIS
• 2026-03-31 Price Changed $246,999 NTREIS
• 2026-03-31 Relisted — NTREIS
• 2026-03-12 Price Changed $254,999 NTREIS
• 2026-02-16 Price Changed $259,900 NTREIS
• 2025-11-14 Listed $265,000 NTREIS
• 2023-08-22 Rental Removed $1,850 NTREIS
• 2023-08-05 Listed for Rent $1,850 NTREIS
• 2022-08-01 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $5,514 · -0.4% YoY. Source: county tax records.